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HomeMy WebLinkAbout75B - 4406 W. EDINGER AVENUEREQUEST FOR COUNCIL ACTION .~ITY COUNCIL MEETING DATE: JANUARY 20, 2004 TITLE: PUBLIC HEARING - APPEAL NO. 2003-10 OF CONDITIONAL USE PERMIT NO. 2003- 23 TO EXPAND A CHURCH PAR/(ING LOT AND TO MODIFY A/~ EXISTING CONDITION OF APPROVAL/ -% CITY MANAGER CLERK OF COUNCIL USE ONLY: APPROVED [] As Recommended [] As Amended [] Ordinance on 1s~ Reading [] Ordinance on 2nd Reading [] Implementing Resolution [] Set Public Hearing For CONTINUEDTO FILENUMBER RECOMMENDED ACTION Adopt a resolution approving conditioned. Conditional Use Permit No. 2003-23 as Planning Commission Action 1. Adopted a resolution approving conditioned. Conditional Use Permit No. 2003-23 as 2. Approved the request to modify a condition of approval for Conditional Use Permit No. 88-11. At its November 25, 2003 meeting by a vote of 4:3 (De La Torre, Leo and Lutz opposed). DISCUSSION Request of Applicant Mr. George Behnam, representing the Archangel Michael Coptic Orthodox Church, is requesting approval of a conditional use permit to allow the expansion of a church parking lot at 4405 West Edinger Avenue. Section 41-232.5(a) of the Santa Ama Municipal Code (SA-MC) allows churches subject to the issuance of a conditional use permit. Additionally, the applicant is requesting that a condition of approval of an existing conditional use permit be modified to allow the worship area and social hall be utilized at the same time for worship services. Property Description project site is an irregularly shaped, extends from Edinger Avenue to Regent Drive. 1.48-acre The site, through lot that situated east of Page 169 75.B. Conditional (Appeal No. January 20, Page 2 Use Permit No. 2003-23 2003-10) 2004 the intersection of Edinger Avenue and Newh0pe Street, contains a 16,800 square foot church building, two single-family structures used as pastor residences, and 101 parking stalls. The church has access on Edinger Avenue while the single-family residences take access from Regent Drive. A block wall separates the houses from the church parking lot. There is no vehicular access between the house and the church; however, there is a pedestrian gate that allows access between the residences and the church. The General Plan land use designation for the project site is Low Density Residential (LR-7) which is consistent with the corresponding zoning designation of Single-Family Residential (Ri). The church was originally approved through Conditional Use Permit 88-11 (Exhibits 1 and 2). Pro~ect Description The project will consist of the demolition of an existing single-family residence located at 4402 West Regent Drive and an existing pastor's residence and the construction of a 49-space parking lot for church purposes. The new lot has been designed to comply with code, including parking stall size, landscaping and fencing. The lot will contain a minimum landscaped setback of seven feet, six inches along the north and west property lines where the parcel abuts adjacent residential uses and approximately eight feet to the east where the lot abuts a second pastor residence. A landscaped setback that is a minimum of 20 feet will be provided to the east where the lot abuts Regent Drive. A six-foot high block wall will be installed along the north and west property line, with a six-foot high decorative block and wrought iron wall installed along the east property line. Access to the new parking facility will be from the existing church lot (Exhibits 3 and 4). existing congregation and hold English language basement for younger members. The existing first services in their Coptic language, thus allowing to service the needs of all members (Exhibit 5). The applicant is also requesting to modify Condition No. 1 of Conditional Use Permit No. 88-11 to allow the simultaneous use of the church sanctuary and the basement's social hall for church services. The applicant is requesting approval to expand the parking lot and install seating for 150 members in the basement. The church intends to split the church services in the floor church will have the church the ability 75.B. Page 170 2onditional Use Permit No. (Appeal No. 2003-10) January 20, 2004 Page 3 2003-23 Analysis of the Issues In September 1988, the City Council approved Appeal Application No. 88-03 which approved Conditional Use Permit No. 88-11 and permitted the construction of the Archangel Michael Coptic Church. In October 1995, the Planning Commission modified four conditions of approval based on complaints regarding church operations. In August 1996, the Planning Commission approved Conditional Use Permit No. 96-28 to allow a room addition to the northernmost pastor residence. After analyzing the project, the proposal is in compliance with all applicable code provisions and development standards pertaining to parking lots. The expanded parking lot will provide additional on-site church parking and should reduce the potential for parking in the immediate neighborhood. Further, the parking lot will be designed to ~inimize impacts to the surrounding neighbors through the construction of perimeter block walls, landscaped setbacks and the elimination of access from Regent Drive. Since the inception of the church at this location, local residents have experienced adverse impacts with the church operation. Parking within the neighborhood, accumulation of trash and excessive noise during late night hours have been common problems. Despite several attempts to gain cooperation from the church, these issues remain a concern. On September 18, 2003, a meeting was held between the applicant, neighborhood residents and staff in an attempt to address the issues regarding this project. On October 8, 2003, another meeting was held between staff and the neighborhood to review modifications to the project. The applicant was unable to attend this meeting. At the conclusion of the meeting, attendees determined that the church expansion would further impact the area and decided to oppose the project. Staff notes that adverse impacts to the surrounding neighborhood may increase if the applicant increases patronage by holding multiple concurrent services. Page 171 7 5. B. Conditional Use Permit No. (Appeal No. 2003-10) January 20, 2004 Page 4 2003-23 On October 27, 2003, the Planning Commission continued this item for 30 days after receiving testimony from the applicant and the neighborhood. Issues raised included the frequent use of the adjacent residential streets for church parking, continual noise problems, and a lack of cooperation from the church in resolving these issues. At the conclusion of the public hearing, the Commission directed staff to determine the feasibility of the church complying with code by providing four additional parking stalls in the existing parking lot. Based on a review of the existing site plan and a site ~isit, it was determined that the four proposed stalls cannot be accommodated on the site. The proposed stalls will be placed west of the main church entrance and will be moved closer to the Edinger Avenue drivewayi The Public Works Agency does not support this design as the current on-site stacking distance of 65 feet needs to be maintained due to potential adverse traffic and circulation impacts on Edinger Avenue (Exhibit 6). At its meeting on November 24, 2003, the Commission discussed the parking issue. After considering all issues related to the project, the Commission approved the project subject to the inclusion of several new conditions and the modification of one existing condition. The Commission reasoned that the church was not going away and that the expanded parking lot and additional conditions of approval would better protect the neighborhood. To meet the City's parking requirement, the church will reduce the number of seats within the basement area. In addition, an eight-foot high decorative block wall will be erected along the north property line adjacent to a single-family residence. Further, site improvements, including the permanent removal of an access gate from the remaining pastor's residence to the church, will be completed to prohibit access to the church from the adjacent neighborhood. Finally, on-site special events, including religious celebration and fundraising activities, will not be permitted on the premises to reduce the potential for adverse parking impacts. Based on the above analysis of the project, the Planning Commission approved Conditional Use Permit No. 2003-23 and approved the request to modify Condition No. 1 of Conditional Use Permit No. 88-11. 75.B. Page 172 ~onditional Use Permit No. (Appeal No. 2003-10) January 20, 2004 Page 5 2003-23 Environmental Impact In accordance with the California Environmental Quality Act, the proposed project is exempt from further review. Categorical Exemption Environmental Review No. 2003-85 will be filed for this project. Acting Executive Director Planning & Building Agency VF: rb vf \reports\cupOB-23 .cc-appeal Page 173 75.B. City of Fountain Valley A1 GENERAL AGRICULTURAL -B PARKING MODIFICATION C-SM COMMERCIAL SOUTH MAIN CI COMMUNI'FY COMMERCIAL C1-MD COMM. COMMERCIAL/MUSEUM DISTRICT C2 GENERAL COMMERCIAL OR COMMERCIAL RESIDENTIAL R1 SINGLE FAMILY RESIDENTIAL GC GOVERNMENT CENTER FI2 TWO PAMILY RESIDENCE M1 LIGHT INDUSTRIAL P3 MULTIPLE DENSITY MULTIPLE M2 HEAVY iNDUSTRIAL FAMILY RESIDENCE 1 · = 1000 FEET CUP 03-23 ARCHANGEL MICHAEL COPTIC ORTHODOX CHURCH 4405 WEST EDINGER AVENUE -- --=500FEET ~L ~M N I N G A N D B U I L D I N G · · P-age 174 A G E N C Y REGENT DR. | FAMILY ~ ' .;' . ~ F~J'~tiLE FAMILY ~..~..:~ , . .. EDINGER f~CANT NTIAL CUP 03-23 ARCHANGEL MICHAEL COPTIC ORTHODOX CHURCH 4405 WEST EDINGER AVENUE P L A N N I N G A N D B U [ L D I N G A G E N C Y 75 B ge ~175 , . lB I I Il I i '1 THIS PAGE LEFT BLANK INTENTIONALLY 75,B. Page 179.1 Page 179.: Koo - 1/6/04 RESOLUTION NOi 2003-35 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2003-23 TO ALLOW A PARKING LOT ' FOR CHURCH PURPOSES FOR THE PROPERTY . LOCATED AT 4405 WEST EDINGER AVENUE BE IT RESOLVED BY THE PLANNING COMMISSION OF: ;THE CITY 'OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Aha hereby finds, determines and declares as follows: Co Conditional Use Permit No. 2003-23 came before the Planning' Commission of the City of Santa Aha for a duly noticed public hearing on September 22, 2003. On September 22, 2003, The Planning Commission continued the application to October 13, 2003 and then further continued the matter to October 27, 2003. The applicant is requesting approval of Conditional Use Permit No. 2003r 23 allow a parking lot for church purposes for the property located at 4405 West Edinger Avenue. 1. Santa Ana Municipal Code Section 41-232.5 (a) of the Santa Ana Municipal Code (SAMC) allows churches subject to the issuance of a conditional use permit of the Santa Ana Municipal Code (SAMC). 2. Santa Ana Municipal Code Section 41-638 authorizes the Planning Commission to grant a conditional use permit upon making certain findings. i. Will the proposed use provide a service or facility, which will 'contribute to the general well being of the neighborhood or the community? The proposed parking lot will assist in reducing impacts to the surrounding neighborhood by providing additional on-site parking, thereby reducing the potential for parking within the surrounding residential neighborhood. ii. Will the proposect use under the circumstances of the particular case be detrimental to the health, safety or general welfare of persons residing or working in the vicinity?. Page 181 Res°luti°n N°' 20~f33~ B Page · · The proposed parking lot will not be detrimental to persons residing and working in the area as site improvements and conditions of approval, including perimeter fencing, have been required in order to reduce the impacts generated from the site. iii. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The site is currently occupied by the Archangel Coptic Church. The expansion, of the parking lot to add 49 parking spaces will not affect the economic stability or future economic development in the area. iv. Will the proposed use comply with the regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code for such use? The proposed facility will be in compliance with all applicable provisions of Chapter 41 of the Santa Ana Municipal Code. The use will also comply with all applicable county and state provisions, including ADA requirements. v. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed project will not adversely affect the General Plan. Churches and accessory church uses are permitted within the Low Density Residential (LR- 7) land use designation. D. The applicant has also requested modification of a condition of Conditional Use Permit No. 1988-11, to allow the simultaneous use of the church and social hall for church services. 1. The applicant had added 49 new parking stalls to allow the simultaneous use of the church and social hall for church services. With the addition of these parking stalls the church meets the City's parking standards. E. In accordance with the California Environmental Quality Act, a Categorical Exemption, Environmental Review No. 2003-85 will be prepared for this project. Section 2. The Planning Commission of the City of Santa Ana hereby, approves Conditional Use Permit No. 2003-23 as conditioned in Exhibit "A" attached hereto and incorporated herein. Section 3. The Planning Commission of the City of Santa Ana hereby approves the request to modify the conditions of Conditional Use Permit No. 1988-11. 75.B. Page 182 Resolution No. 2003-35 Page 2 of 3 ADOPTED this 24th day of November, 2003 by the following vote: AYES: NOES: ABSENT: ABSTENTIONS: Commissioners: Commissioners: Commissioners: Commissioners: Cribb, Mondo, Nalle, Sinclair (4) De La Torre, Leo, Lutz (3) None (0) None (0) Alexander Nalie Chairperson APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By:. Kyiee O. Otto Deputy City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Clerk of the Planning Commission, do hereby attest to and certify the attached Resolution No. 2003-35 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on November 24, 2003 Date: Clerk of the Planning Commission City of Santa Ana Page 183 Res°luti°n N°' 207-3'5=~I~ B Page ~of 3~'' · · Conditions for Approval for Conditional Use Permit No 2003-23 Conditional Use Permit No. 2003-23 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code, and all other applicable regulations. In addition, it shall meet the following conditions of approval: The applicant must comply in full with each and every condition listed below prior to exercising the dghts conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit, A. Planning Division An eight-foot tall decorative block ~~ property lin~ of the new parking lot ~ ~ ~ ' ~ Revised plans identifying a seating capacity not to exceed~ mu~[~E~,v.~d prior t? submittal into building plan check ~ The remaining pastor's residence must be repaired, repainted and re- landscaped to meet current code ~ of buildin ermits for ~arking lot -- ~ ~~ Permit parking must be established in the neighborhood located north of the w parking lot ~ Temporary construction fencing for the new arkin Io_t must include reen ~into the site ~l~ o 10. 11. 12. 13. 14. 15. 16. 17, 18. A lot line adjustment shall be filed prior to Building Plan Check to facilitate the consolidation of the project site into one lot. The church operating hours shall be limited to 7:00 am to 9:00 pm Sunday through Thursday and 7:00 am through 10:00 pm on Friday and Saturday, except that the church may remain open until 12 midnight on the following Coptic Church holidays: New Years Eve, Easter Eve, Epiphany, and Christmas Eve (celebrated January 5). This conditional use permit shall be subject to be reviewed every six months by the Planning staff. The social hall shall be utilized for church related functions only and subject to the operating hours listed in Condition No. 3. A six-foot wall shall be constructed between the parcels facing on Regent Drive and the main church facility. A six-foot wall shall be constructed along the property lines abutting the residential parcels prior to the commencement of demolition of the existing structures or other construction activity. The residential structures fronting on regent Drive shall be used only for residential purposes (including use as a guest house). The grantee shall construct a new full width (8-foot) sidewalk along Edinger Avenue, The grantee shall establish a "No Stopping Anytime" zone on Edinger Avenue as approved by the Public Works Agency staff. The grantee shall construct a raised median and stdping street improvement plan for Edinger Avenue from the east side of Newhope Street across subject property frontage. (Note: Median plan to be approved by the City of Fountain Valley Public Works Agency). The grantee shall install a "Right Turn Only~' sign at the church driveway on Edinger Avenue. 19. The grantee shall close the drive appmaches on Regent Ddve serving the existing garages which am to be removed. 20. 21. 22. The grantee shall construct one new drive approach on Regent Drive per the approved Improvement Plan to serve the new garage structure. No use of basketball hoops or other outdoor sporting equipment in the parking lot area. · ~1 Padle~k the gate between the guest residence and the church lot. Planning and Building Agency Planning Division 20 Civic Center Plaza P.O. Box 1988 (M-20) Santa Aha, CA 92702 (7'14) 647-5804 www.santa-ana.org APPEAL APPLICATION I. OWNER/APPLICANT Full name of Person, Firm, or Corporation Mailing 'A~ddress Legal Owner Name: Legal Owner Address: Phone No.: ( ) ( Fax:( ) II. Land Use Location PROPERTY INFORMATION q~/'dvosting Land Use of Pro,~erty and/or Building ~6~ihg District ,_ General,Plan, Designation Street Address Name of Nearest Intersecting Street SEE REVERSE SIDE FOR SUBMITTAL REQUIREMENTS III. REASON FOR REQUEST In the following provided space, please clearly specify and explain the error(s) of decision or requirement upon which you are basing this appeal. (If additional space is needed, please attach additional comments to the back of this application.) *PPEA'APP',C*T,O,.O. cm~cntr-frm\appeal 5/00 Page 187 75.B. Koo - 1/12/04 RESOLUTION NO. 2004-006 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2003-23 TO ALLOW A PARKING LOT FOR CHURCH PURPOSES AND TO MODIFY CONDITIONAL USE PERMIT NO. 1988-11 FOR THE PROPERTY LOCATED AT 4405 WEST EDINGER AVENUE (APPEAL NO. 2003-10) BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Aha hereby finds, determines and declares as follows: Ao The applicant is requesting approval of Conditional Use Permit No. 2003- 23 allow a parking lot for church purposes for the property located at 4405 West Edinger Avenue. Applicant is also requesting the modification of a condition of Conditional Use Permit No. 1988-11, to allow the worship area and social hall to be utilized at the same time for worship services. Conditional Use Permit No. 2003-23, and the modification of a condition of Conditional Use Permit No. 1988-11 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on September 22, 2003. 1. The Planning Commission further continued the application to October 13, 2003, October 27, 2003 and November 25, 2003. 2. At the November 25, 2003 meeting the Planning Commission, by a vote of 4:3 (De La Torre, Leo and Lutz opposed), voted to approve Conditional Use Permit No. 2003-23 as conditioned and modified a condition of approval for Conditional Use Permit No. 88-11 to allow the worship area and social hall to be utilized at the same time for worship services. Appeal No. 2003-10 was filed appealing the November 25, 2003 decision of the Planning Commission. On January 20, 2004, the City Council of the City of Santa Ana held a duly noticed public hearing on Conditional Use Permit No. 2003-23, and the modification of a condition of Conditional Use Permit No. 1988-11. (Appeal No. 2003-10) Santa Ana Municipal Code Section 41-232.5 (a) of the Santa Ana Municipal Code (SAMC) allows churches subject to the issuance of a conditional use permit of the Santa Ana Municipal Code (SAMC) in the Single Family Residential Zone (R1). 75.B. Page 188 Resolution No. 2004-xx Santa Ana Municipal Code Section 41-638 authorizes the City Council to grant a conditional use permit upon making certain findings. i. Will the proposed use provide a service or facility, which will contribute to the general well being of the neighborhood or the community? The proposed parking lot will assist in reducing impacts to the surrounding neighborhood by providing additional on-site parking, thereby reducing the potential for parking within the surrounding residential neighborhood. ii. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety or general welfare of persons residing or working in the vicinity? The proposed parking lot will not be detrimental to persons residing and working in the area as site improvements and conditions of approval, including perimeter fencing, have been required in order to reduce the impacts generated from the site. iii. Will the proposed use adversely affect the present economic stability or futura economic development of properties surrounding the area? The site is currently occupied by the Archangel Coptic Church. The expansion of the parking lot to add 49 parking spaces will not affect the economic stability or future economic development in the area. iv. Will the proposed use comply with the regulations and conditions specified in Chapter 41 of the Santa Ana Municipal Code for such use? The proposed facility will be in compliance with all applicable provisions of Chapter 41 of the Santa Ana Municipal Code. The use will also comply with all applicable county and state provisions, including ADA requirements. v. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed project will not adversely affect the General Plan. Churches and accessory church uses are permitted within the Low Density Residential (LR- 7) land use designation. Page 189 Resolution No. 27 -5 = B = F. The applicant has also requested modification of a condition of Conditional Use Permit No. 1988-11, to allow the simultaneous use of the church and social hall for church services. 1. The applicant had added 49 new parking stalls to allow the simultaneous use of the church and social hall for church services. With the addition of these parking stalls the church meets the City's parking standards. G. In accordance with the Califomia Environmental Quality Act, a Categorical Exemption, Environmental Review No. 2003-85 will be prepared for this project. Section 2. Based upon the evidence submitted at the abovesaid hearing which includes but not is not limited to: the Staff report and exhibits attached thereto; and the public testimony; all of which are incorporated herein by this reference, The City Council of the City of Santa Ana hereby, approves: A. Conditional Use Permit No. 2003-23 as conditioned in Exhibit "A" attached hereto and incorporated herein. B. The request to modify the conditions of Conditional Use Permit No. 1988- 11 to allow the worship area and social hall to be utilized at the same time for worship services. Section 3. This Resolution shall take effect immediately upon its adoption by the City Council, and the Clerk of the Council shall attest to and certify the vote adopting this Resolution. ADOPTED this __ day of January, 2004 Miguel A. Pulido Mayor APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By:. Kylee O. Otto 75.B. Page 190 Resolution No. 2004-xx Deputy City Attorney AYES: NOES: ABSTAIN: NOT PRESENT: Councilmembers Councilmembers Councilmembem Councilmembers CERTIFICATE OF A'FTESTATION AND ORIGINALITY I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2004-006 to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Clerk of the Council City of Santa Ana Page 191 Resolution N_o. 207-.5 = B = Conditions for Approval for Conditional Use Permit No 2003-23 Conditional Use Permit No. 2003-23 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code, and all other applicable regulations. In addition., it shall meet the following conditions of approval: The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division All church special events, including religious celebrations and ~~~i~~e premises ~ wall shall An eight-foot tall decorative block be constructed line of the new parking lot ~ Revised plans identifying a seating capacity not to excee(~ to submittal into building plan check The remaining pastor's residence must be repaired, repainted and re- landscaped to meet current code to issuance of for ~l~rking lot o Permit parking must be established in the neighborhood located north of the for the new parking lot ~ ~nce of buildin ermits Temporary construction fencing for the new mesh to into the site lot must include 10. 11. 12. 13. 14. 15. 16. 17. 18. A lot line adjustment shall be filed pdor to Building Plan Check to facilitate the consolidation of the project site into one lot. The chumh operating hours shall be limited to 7:00 am to 9:00 pm Sunday through Thursday and 7:00 am through 10:00 pm on Friday and Saturday except that the church may remain open until 12 midnight on the following Coptic Church holidays: New Years Eve, Easter Eve, Epiphany, and Christmas Eve (celebrated January 5). This conditional use permit shall be subject to be reviewed every six months by the Planning staff. The social hall shall be utilized for church related functions only and subject to the operating hours listed in Condition No. 3. A six-foot wall shall be constructed between the parcels facing on Regent Drive and the main church facility. A six-foot wall shall be constructed along the property lines abutting the residential parcels prior to the commencement of demolition of the existing structures or other construction activity. A lot line adjustment creating one parcel for the project shall be filed with the Planning Director prior to the issuance of building permits. The residential structures fronting on regent Drive shall be used only for residential purposes (including use as a guest house). The grantee shall construct a new full width (8-foot) sidewalk along Edinger Avenue. The grantee shall establish a "No Stopping Anytime" zone on Edinger Avenue as approved by the Public Works Agency staff. The grantee shall construct a raised median and stdping street improvement plan for Edinger Avenue from the east side of Newhope Street across subject property frontage. (Note: Median plan to be approved by the City of Fountain Valley Public Works Agency). 19. The grantee shall install a "Right Tum Only" sign at the church driveway on Edinger Avenue. 20. 21. 22. The grantee shall close the drive approaches on Regent Drive serving the existing garages which are to be removed. The grantee shall construct one new drive approach on Regent Drive per the approved Improvement Plan to serve the new garage structure. No use of basketball hoops or other outdoor sporting equipment in the parking lot area. 23. ~ P-adlec~ the gate between the guest residence and the church 24. arkin lot. · ' . Review of Conditional Use Permit No. 88-11 by Planning Commission in six months.